21 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ

21 Irving House is a detached house in Cheltenham (GL52 2PZ). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (October 2022) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in October 2012 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Average to Very Good and main heating went from Average to Good. The recommended improvements would push it to C (score 77). At 54 m² this is the 23rd smallest of 27 units on EPC record in the building, where floor areas span 23–66 m². The building's EPC ratings span E to C across 27 units on file.

Across 2013–2018, sale prices on this property compounded at 17.2% per year. Today's modelled estimate of £190,000 is 12% below the 2018 sale of £216,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£372/sq ft) was about 52% above the typical sold price in the postcode. At 54 m² it's 20% larger than the typical home in the postcode (45 m² median across 62 EPCs). Last changed hands 8 years ago, in July 2018.